FAQs

Selling

Where will my property be Advertised?

We currently advertise extensively including online at Rightmove.co.uk, Zoopla.co.uk, Homesonview.co.uk, and of course our own website. We are fortunate to have space available in our office to display our available properties and most in our window too.

Do I need to be in to do viewings?

We offer accompanied viewings 7 days a week and we keep you updated with any progress. If required, we can give 24hrs notice prior to appointments.


Will you charge a fee if my property doesn’t sell?

We work on a 'NO SALE NO FEE' basis.


Can you give me mortgage advice?

We at Michael Herwald & Co are committed to providing excellent and efficient service. If necessary we can put both parties in contact with a Financial Advisor - ask for details.


What if I decide that I no longer want to sell my house?

If you have to take your property off the market we require 7 days written notice once the initial contract period has lapsed.


Buying

Finding a property

All properties are available to view through the search function on the main page. We update our website on a daily basis so if you don’t find anything you like have a look tomorrow as there’s a chance we will have new properties available to view.


Finding the ideal property

When you find something you may be interested in take the time to read through the details and if possible go and have a drive past so you get a better idea of the area, then simply give us a call on 0161 773 5000 and we will be able to arrange a viewing at a time to suit you, we conduct viewings 7 days a week in order to cater to each persons individual needs.


Arranging a viewing

One of our staff will meet you at the property and hopefully be able to answer any questions you have. Then if you’re interested we can discuss an offer and make the move to your new home as simple as possible.


Additional advice

We can offer advice and assistance on anything from contractors to solicitors most of which will offer a special rate if recommended by us. We can also put you in contact with a very good Financial Advisor who can assist with anything mortgage related.


Selling Your Property

There are many reasons to choose Michael Herwald for selling your property; we've listed some of these below:

- Free valuation

- No sale No fee

- Honest/realistic valuation

- 7 days a week viewings

- Extensive advertising including rightmove and zoopla (two market leading portal sites)

- Unrivalled local knowledge/experience

- Selling local properties for over 40 years

- Friendly attentive staff

- Prime location office

- Advice from valuation all the way through to completion including weekly solicitors chase

- RICs certified

- Well established trustworthy name

Landlords

How Do I Get My Property Onto The Market with Michael Herwald?

Just call Michael Herwald and speak to one of our team on 0161 773 5000 and they will explain in more detail how we can help and what the process is.


Why should I use you and not another local Letting Agent?

Michael Herwald are Residential Letting Specialists we have team dedicated to the individual roles in managing Landlord and Tenant relationships, meaning everyone is an expert in their chosen field and therefore more efficient in providing a great service to you.


How will you advertise my property?

All of our properties are advertised on Right Move, Zoopla and on the Michael Herwald website. Additionally, our brand is very eye-catching and a ‘To Let’ board is erected at every property to ensure you have local coverage. We will send out property details to all of our waiting Tenants and to anybody else who contacts us via our website and we maintain our database meticulously and use that for additional e-marketing campaigns.


How does it work when somebody wants to view my property?

All requests for viewings come through to us. We will qualify and vet each viewer and agree a mutually suitable time to hold the viewing. Once the viewing has been conducted we will get the feedback from them, relaying it to you the same day.


Who deals with the rental negotiation on my property, if there is any?

All proposals will be made through us and confirmed to you by telephone or email if this is more convenient. All of our prospective tenants are vetted before viewing the property, and then we carry out full credit and reference checks as part of the application process, meaning you can make a much more informed decision as to whether you should agree the tenancy with them.


What is the process once we accept a Tenant Application?

Once you accept a Tenant Application we will sort out the tenancy agreement and paperwork. We will closely manage the rental through to the tenant moving in making sure all parties are working to your timescales. Prior to the tenant moving into the property, we collect the first month’s rent together with a deposit, which we register and retain under the Tenancy Deposit Scheme, your let is now complete!


Who carries out any repairs or maintenance?

If you have chosen the fully managed option, we would liaise with tenants and local approved contractors to arrange the repairs and then the cost would be deducted from your monthly account. We do not arrange repairs to be carried out without seeking prior approval from our landlords.

If you have chosen the Let Only option, the tenant would make direct contact with you as the landlord and it would be your responsibility to arrange for any repairs to be carried out at your own expense.


What happens if there are damages to the property at the end of the Tenancy?

On a managed let, we provide a fully comprehensive video report on the condition of the property prior to the new tenant moving in, so you have a record of the properties prior condition. Once the tenant has moved out, final checks will be made to ascertain whether any damages are classified as “fair wear and tear”, or whether compensation will be required from the tenant.

The tenants’ deposit will be held in a secure deposit scheme and the cost of any agreed repair work to be carried out will be deducted from the tenants’ deposit before it is returned to them.

Landlords, agents and tenants can all request the repayment of a deposit to the appropriate parties at the end of a tenancy either jointly or independently, online or by telephone.

Deposits are held in order to ensure that tenants look after a property and they are a safeguard against unpaid rent. A deposit is refundable at the end of the tenancy, but only after the tenant has vacated the property and it has been inspected and the inventory has been confirmed. Under the housing Act 2004 (effective 6 April 2007), it is now a legal requirement that a tenant’s deposit be protected. We protect deposits through Tenancy Deposit Solutions Limited, details of this can be found on their website at www.mydeposits.co.uk There is a nominal charge for protecting the deposit, but we can also forward the deposit to a landlord for protecting, upon receipt of written confirmation that the landlord is a member of a recognised deposit protection scheme.


Tenancies

All new residential tenancies commence with a minimum six month assured shorthold tenancy agreement. This can be reviewed after three months, when you will be asked if you would like to continue the tenancy. You should inform us immediately should you not wish to and we will serve appropriate notice. Tenants can choose whether or not to leave a property at the end of their tenancy or request permission for renewal or continuation under a periodic assured shorthold.

If the tenants wish to stay in the property, but you decline, they will be given two months’ notice to vacate the property. Alternatively, a new tenancy agreement can be drawn up.

Periodic agreements, whereby the tenant remains in the property under the terms of the original agreement, afford a little more flexibility. Should you require possession, then notice of not less than two months must be given to the tenant. Please note that the service of notice on a tenant (section 21 notice) does not guarantee obtaining possession and enforcement of this notice can only be obtained through the courts.


End of Tenancy

When a tenancy comes to an end, our inventory clerk will make arrangements to visit the property and compare this, where necessary to the video prepared prior to the commencement of this tenancy. Meter readings will be obtained and we will write to the utility companies, providing them with the tenants details, to enable them to produce a closing statement for the tenant. Once we are satisfied that everything is in order, the deposit is refundable to the tenant. If you wish, you can inspect the property before the tenants’ deposit is returned.


What is the process if the tenant does not pay the rent?

At first we will give the tenant a call and let them know that they have fallen behind with their payments. It will either be a late payment or we will discuss a repayment plan so that everyone is happy. Written confirmation will be sent outlining what the payment plan consists of.

If the tenant's arrears increase then we will liaise with you before issuing or acting on the relevant notice. Unfortunately this process can take a long time so this is another factor that contributes to our desire to find the perfect tenant for your property.


Safety

All gas fired appliances are required to be inspected on an annual basis; this is a legal requirement. The safety of tenants is critical and a safety certificate for each appliance must be issued every twelve months and is retained on our file. The person conducting the inspection must be Gas Safe registered.

Landlords are required to ensure that all electrical installations are safe and maintained. There are laws and regulations, which define a supplier of electrical equipment intended for domestic use. Again, a safety record should be provided by an electrician who is conversant with appropriate safety standards. All electric appliances should be checked and instruction booklets should be left in the property.

The smoke and Carbon Monoxide Alarm (England) Regulations 2015 was approved by parliament and came into force on the 1st October 2015. Private section landlords will be required from the 1st October 2015 to ensure that at least one smoke alarm is installed on every storey of their rented property and that a carbon monoxide alarm is installed in any room containing a solid fuel burning appliance. The detectors must be installed, prior to the commencement of a Tenancy. There is a clause incorporated within the Tenancy Agreement that states a tenant should then take responsibility for their own safety by testing all alarms, regularly after that.

The Deregulation Bill which became law on the 1st October 2015 has resulted in significant changes in the way landlords are permitted to evict tenants. If a landlord fails to comply with deposit laws, mishandle the serving of a section 21 notice, failure to provide a copy of the Energy Performance Certificate, or there be allegations of disrepair then the right to evict the tenant will be removed. It is vital that all of the above are handled professionally by us and we shall guide you on the process.

Legionnaires disease is a potentially fatal form of pneumonia caused by the inhalation of small droplets of contaminated water containing Legionella. The law is clear that if you are a landlord and rent out a property then you have legal responsibilities to ensure the health and safety of your tenant by keeping the property safe and free from health hazards. Section 3 (2) of the Health and Safety at Work Act 1974 (HSWA) makes provision for relevant health and safety legislation to apply to landlords to ensure a duty of care is shown to their tenants. We can advise you further on this matter and can also recommend a Legionella Risk Assessor to you to ensure that the appropriate checks are carried out prior to the commencement of the tenancy, which we will then monitor throughout the duration of the tenancy.


Do I need an Energy Performance Certificate?

As of October 2008 EPC’s are legally required for any property that is being built, sold or rented out. The certificate provides 'A' to 'G' ratings for the building, with 'A' being the most energy efficient and 'G' being the least. It will help cut buildings’ carbon emissions and tackle climate change by suggesting ways to make the building more energy efficient. Michael Herwald can provide EPC’s to all of our landlords. Please ask for further information.


Inspections

Regular Inspections are carried out at all tenanted properties and these serve a number of purposes. Firstly, they allow us to see how the tenant is looking after your property. We check for any signs of required maintenance at the property – if something needs attention, we inform you quickly, helping reduce the risk of a problem getting worse, and the cost escalating. These visits also help us to get to know the tenants better, so that when a tenancy is due for renewal, we can be assured in the advice we give you.


Mortgage and Mortgagee’s Permission

If your property is subject to a mortgage, then your lender should be informed that you intend letting it. Before a tenant takes possession, permission must be obtained from your lender – this should not be ignored.


Insurance

As a landlord, you are responsible for your property and, therefore, the buildings insurance. This insurance covers the fixtures and fittings, but does not cover the repair or replacement of carpets and sundry contents. Therefore, if the property is furnished or part furnished, you may wish to consider contents insurance. The insurance of personal contents is the responsibility of the tenant.


Tax

Income received from renting your property is subject to Income Tax and we strongly and we strongly recommend that you take advice from your accountant with respect to this. Certain expenses incurred can be set against income and we can provide you with more information should you require. Overseas landlords are taxed, unless they hold and exemption certificate.


Generally

Our management agreement only covers the period where the property is let. If there is any other information you require, please contact us – we are here to help!


Tenants

How much is your Administration Fee?

We charge £95 (inclusive of VAT) for a single application (over 18). This includes the referencing, credit checking and all the paperwork for the tenant(s). If you require a Guarantor to support your application this will be a further £25 (inclusive of VAT) for referencing, credit checking and the additional paperwork. These fees are non-refundable if you decide not to take the property. Any other potential fees will be made clear at the point of application.


How much is the Holding Fee for the property?

Once you have passed the reference checks, we take the deposit, which is equivalent to one month’s rent (inclusive of VAT) (e.g. deposit of £500 + £100 = £600) in order to secure the tenancy, however, if you decide not to take the property at a later date, then this fee is non-refundable.


Do I need to contact the utility companies when I move in?

No, as part of our service to tenants and landlords, all utility accounts are set up by us at the point the tenancy begins. When the tenancy ends, again we take care of this.


When will the rent leave my account?

Rent is usually paid monthly by standing order either directly to the landlord or to us if we are managing the property on behalf of the landlord. We will arrange the standing order at the start of the tenancy agreement.


What happens if my rent is paid late?

If there are any problems with rental payments, please contact the office immediately on 0161 773 5266 to inform us.


If I have any issues during my tenancy who do I liaise with?

If we are the managing agent, the please liaise with us and we will aim to get any problem resolved as swiftly and with as little hassle as possible. You will be provided with an emergency number to contact outside of working hours for any urgent repairs.

If you pay the landlord directly, then you should contact the landlord directly with any issues that arise.


If I want to leave at the end of my Tenancy what should I do?

One months’ notice will need to be provided in writing on the rent due date prior to the Tenancy ending.


What happens if I want to leave my Tenancy early?

The Tenant is liable for rent until the end of the contract. In certain cases the landlord may agree to re-market the property and once a new tenant is found, then your liability will be removed. You however will have to pay for costs from when the property is re-let for the inconvenience caused to the landlord and us as an agent.


When can I cancel the current standing order?

Once we have received the last months rent it is your duty to contact your bank directly to cancel your standing order.


What should I do with the keys at the end of the tenancy?

In the case of us being the managing agent for the property, the keys should be taken to the Michael Herwald office. Please ensure all sets are returned and a receipt is obtained – this needs to happen before 5pm on the last day of your tenancy.


Deposits

Deposits are held in order to ensure that tenants look after a property and they are a safeguard against unpaid rent. A deposit is refundable at the end of the tenancy, but only after the tenant has vacated the property and it has been inspected and the inventory has been confirmed. Under the housing Act 2004 (effective 6 April 2007), it is now a legal requirement that a tenant’s deposit be protected. We protect deposits through Tenancy Deposit Solutions Limited, details of this can be found on their website at www.mydeposits.co.uk There is a nominal charge for protecting the deposit, but we can also forward the deposit to a landlord for protecting, upon receipt of written confirmation that the landlord is a member of a recognised deposit protection scheme.


When do I receive my Deposit back?

Once the check-out Inventory has been completed, and everything is satisfactory, the landlord will give permission to return it to your account, less any agreed deductions. This is normally within 10 working days.


Why choose Michael Herwald?

Landlord's Benefits:

- No Let No Fee

- Residential Letting Specialists

- Honest appraisal of expected monthly rental income

- Fully managed packages available for total peace of mind

- Fully referenced tenants

- Outstanding and specialist service at very competitive rates

- Regular updates on your property

- Eye catching To Let board erected at your property

- Professional Inventory service provided

- Member of The Property Ombudsman for Lettings

- Member of The UK Association of Residential Letting Agents (ARLA) & The Royal Institute of Chartered Surveyors (RICS)

- Registered Safe Agent


Tenant's Benefits:

- No hidden charges

- Expert guidance at every step

- Realistically priced properties based on local market research

- Designated Property Manager for fully managed properties

- Membership of Government backed regulatory schemes

- Member of The UK Association of Residential Letting Agents (ARLA) & The Royal Institute of Chartered Surveyors (RICS)

- Registered Safe Agent